The Fair Share Report
10 Willow St
Bernards, NJ 07920
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (100.00%) — roughly $2,282/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $653,515 – $923,801, from 12 comparable Bernards sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Bernards assessments sit below market value — republished every October, applied town-wide. A $849,364 home should be assessed near $807,915.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $135,285 above what the ratio math suggests (16.7%).
Step 4 · The tax rate — same for every Bernards home
$1.095 Schools · 65% $0.308 County · 18% $0.285 Town · 17%
This home's own bill implies $1.627 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bernards sale · assessed ÷ market
80%150%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8 BEECHWOOD RD | 2026-06 | $1,000,000 | 2,060 | 77.0% |
| 11 N VOORHEES DR | 2025-06 | $1,094,445 | 2,315 | 95.7% |
| 3 FAIRBANKS LN | 2025-02 | $695,000 | 2,096 | 90.3% |
| 14 BRADFORD LN | 2026-04 | $935,000 | 2,108 | 88.5% |
| 9 DEERFIELD CT | 2025-05 | $870,000 | 2,108 | 95.2% |
| 35 ROBERTS CIR | 2026-04 | $727,000 | 2,022 | 86.0% |
| 1 BRADFORD LN | 2026-04 | $900,000 | 1,994 | 82.0% |
| 47 DEXTER DR N | 2026-06 | $900,000 | 2,108 | 81.8% |
| 54 DEXTER DR N | 2025-06 | $880,000 | 2,108 | 96.4% |
| 20 DEXTER DR S | 2025-04 | $630,000 | 2,108 | 101.4% |
| 16 RIGGS CT | 2026-05 | $850,000 | 2,189 | 82.5% |
| 31 ROBERTS CIR | 2025-04 | $725,000 | 2,189 | 92.5% |
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